391 Louise Ave · Kent, OH 44240

$169,900

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 73 Days on market

Built 1925 8,712 sqft lot $152/sqft · 13% below area Est $195k · 13% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +13.3/15.0
• Cash flow +9.1/30.0
• Livability +4.5/5.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• 1% rule +2.6/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy home in desirable Kent with great schools and everyday conveniences nearby. This quaint charmer offers a full basement with walk-out access, adding flexible living and storage space. The interior has been freshly painted, including the basement and basement floors. The kitchen breakfast nook counter has been replaced and left unstained, giving the new owner the opportunity to choose the finish they love. Previous tenants relocated the washer and dryer to a main-floor bedroom, but they could easily be moved back to the basement to reclaim that bedroom space. This cute home sits on a large double parcel with lots of space for your kids to play! All appliances stay. Don't miss the gorgeous magnolia tree in the front yard!

Key facts

• Walk-out access
• 8,712 sq ft lot
• Built 1925

Tags

• SEMI-FINISHED FULL BASEMENT
• WALK-OUT ACCESS
• FRESHLY PAINTED INTERIOR
• KITCHEN BREAKFAST NOOK COUNTER
• FLEXIBLE LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (24.2% below list).
• Recommended offer: $129k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.1% in Kent — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 89/100 on livability (#13 in OH, #129 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment F.
• Kent City (suburban): math 46% / reading 58% proficiency, ranked #433 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.8%/yr); 139 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $170k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,743 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 11.0

CMA / ARV

• ARV (median comp): $194,796
• List price: $169,900
• Delta: -12.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1241 Overbrook Rd	0.22mi	3/1.0	1,152 (+3%)	16mo	$175,000	$152	71
3454 Verner Rd	0.20mi	3/2.0	1,020 (-9%)	10mo	$256,000	$251	64
3426 Marsh Rd	0.61mi	3/1.0	1,172 (+5%)	5mo	$198,500	$169	59
476 Laurel Dr	0.26mi	3/1.5	988 (-12%)	11mo	$125,000	$127	58
1075 Norwood St	0.59mi	2/1.0 (-1)	1,060 (-5%)	6mo	$195,000	$184	54
552 Suzanne Dr	0.47mi	3/2.0	1,028 (-8%)	9mo	$219,900	$214	53
3489 Verner Rd	0.14mi	3/1.0	1,259 (+13%)	23mo	$155,000	$123	53
1073 Jessie Ave	0.68mi	3/1.0	1,200 (+8%)	13mo	$218,500	$182	45
1054 Elno Ave	0.72mi	3/1.0	1,076 (-4%)	20mo	$196,000	$182	44
1038 Elno Ave	0.75mi	3/2.0	1,240 (+11%)	1mo	$232,000	$187	42
1177 Munroe Falls - Kent Rd	0.51mi	3/2.0	1,232 (+10%)	19mo	$235,000	$191	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.8% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.35×
• Total profit: $-30,759
• Equity at exit: $25,333

10-year hold

• IRR: -4.1%
• Equity multiple: 0.69×
• Total profit: $-14,834
• Equity at exit: $14,690

Cash invested: $47,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44240

• Rents YoY: 6.8%
• Active inventory: 139
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,287 high
• Mortgage (P&I): −$891
• Tax from tax record: −$186 /mo · $2,235/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-131

Break-even live

Break-even rent $1,453

Max offer price $146,764

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 Kent Rd Unit 1-4 Kent, OH	2.0	1.0	800	$1,000	$1.25	44d	1	0.15mi
1245 Overbrook Rd Kent, OH	2.0	1.0	910	$1,095	$1.20	14d	1	0.22mi
290 Spaulding Dr Unit 203 Kent, OH	2.0	1.0	1000	$900	$0.90	44d	1	0.23mi
471 Brentwood Ave Kent, OH	2.0	1.0	1000	$1,145	$1.15	14d	1	0.25mi
809 Silver Meadows Blvd Kent, OH	2.0	1.0	807	$995	$1.23	14d	1	0.58mi
809 Silver Meadows Blvd Unit 303 Kent, OH	2.0	1.0	807	$995	$1.23	21d	1	0.58mi
841 Silver Meadows Blvd Kent, OH	2.0	1.0	807	$995	$1.23	14d	5	0.60mi
841 Silver Meadows Blvd Kent, OH	2.0	1.0	807	$995	$1.23	21d	7	0.60mi
1204 Middlebury Rd Kent, OH	3.0	2.0	1120	$1,900	$1.70	14d	1	0.87mi
202 S Mantua St Kent, OH	2.0	1.0	1200	$1,395	$1.16	14d	1	1.42mi

Listing history 38 events

1. 2026-06-18
   days on market $169,900 Active 73 DOM
2. 2026-06-17
   days on market $169,900 Active 72 DOM
3. 2026-06-16
   days on market $169,900 Active 71 DOM
4. 2026-06-15
   days on market $169,900 Active 70 DOM
5. 2026-06-14
   days on market $169,900 Active 68 DOM
6. 2026-06-13
   statusdays on market $169,900 Active 67 DOM
7. 2026-06-10
   days on market $169,900 Contingent 65 DOM
8. 2026-06-09
   days on market $169,900 Contingent 64 DOM
9. 2026-06-08
   days on market $169,900 Contingent 63 DOM
10. 2026-06-07
    days on market $169,900 Contingent 62 DOM
11. 2026-06-03
    days on market $169,900 Contingent 58 DOM
12. 2026-06-02
    days on market $169,900 Contingent 57 DOM
13. 2026-06-01
    days on market $169,900 Contingent 56 DOM
14. 2026-05-31
    days on market $169,900 Contingent 55 DOM
15. 2026-05-31
    statusdays on market $169,900 Contingent 54 DOM
16. 2026-05-14
    status Active 733-char remark

    Show marketing remark (733 chars)

    Cozy home in desirable Kent with great schools and everyday conveniences nearby. This quaint charmer offers a full basement with walk-out access, adding flexible living and storage space. The interior has been freshly painted, including the basement and basement floors. The kitchen breakfast nook counter has been replaced and left unstained, giving the new owner the opportunity to choose the finish they love. Previous tenants relocated the washer and dryer to a main-floor bedroom, but they could easily be moved back to the basement to reclaim that bedroom space. This cute home sits on a large double parcel with lots of space for your kids to play! All appliances stay. Don't miss the gorgeous magnolia tree in the front yard!

17. 2026-05-01
    historical Contingent 733-char remark

    Show marketing remark (733 chars)

    Cozy home in desirable Kent with great schools and everyday conveniences nearby. This quaint charmer offers a full basement with walk-out access, adding flexible living and storage space. The interior has been freshly painted, including the basement and basement floors. The kitchen breakfast nook counter has been replaced and left unstained, giving the new owner the opportunity to choose the finish they love. Previous tenants relocated the washer and dryer to a main-floor bedroom, but they could easily be moved back to the basement to reclaim that bedroom space. This cute home sits on a large double parcel with lots of space for your kids to play! All appliances stay. Don't miss the gorgeous magnolia tree in the front yard!

18. 2026-04-27
    status Active 733-char remark

    Show marketing remark (733 chars)

    Cozy home in desirable Kent with great schools and everyday conveniences nearby. This quaint charmer offers a full basement with walk-out access, adding flexible living and storage space. The interior has been freshly painted, including the basement and basement floors. The kitchen breakfast nook counter has been replaced and left unstained, giving the new owner the opportunity to choose the finish they love. Previous tenants relocated the washer and dryer to a main-floor bedroom, but they could easily be moved back to the basement to reclaim that bedroom space. This cute home sits on a large double parcel with lots of space for your kids to play! All appliances stay. Don't miss the gorgeous magnolia tree in the front yard!

19. 2026-04-13
    historical Contingent 733-char remark

    Show marketing remark (733 chars)

    Cozy home in desirable Kent with great schools and everyday conveniences nearby. This quaint charmer offers a full basement with walk-out access, adding flexible living and storage space. The interior has been freshly painted, including the basement and basement floors. The kitchen breakfast nook counter has been replaced and left unstained, giving the new owner the opportunity to choose the finish they love. Previous tenants relocated the washer and dryer to a main-floor bedroom, but they could easily be moved back to the basement to reclaim that bedroom space. This cute home sits on a large double parcel with lots of space for your kids to play! All appliances stay. Don't miss the gorgeous magnolia tree in the front yard!

20. 2026-04-06
    listed $169,900 Active 733-char remark

    Show marketing remark (733 chars)

    Cozy home in desirable Kent with great schools and everyday conveniences nearby. This quaint charmer offers a full basement with walk-out access, adding flexible living and storage space. The interior has been freshly painted, including the basement and basement floors. The kitchen breakfast nook counter has been replaced and left unstained, giving the new owner the opportunity to choose the finish they love. Previous tenants relocated the washer and dryer to a main-floor bedroom, but they could easily be moved back to the basement to reclaim that bedroom space. This cute home sits on a large double parcel with lots of space for your kids to play! All appliances stay. Don't miss the gorgeous magnolia tree in the front yard!

21. 2018-01-17
    soldstatus $75,400
22. 2018-01-11
    soldstatus $75,400 Sold 359-char remark

    Show marketing remark (359 chars)

    2 possible 3 bedroom home located within minutes to Kent State. Updated inside and out! This 2 story colonial offers a new kitchen and bath, new flooring, glass block windows, hot water tank, ac unit, furnace. The structural supports in the basement have been rebuilt, updated electric and plumbing. Large yard and ease off access to everything. Easy to show.

23. 2017-12-01
    status Pending 359-char remark

    Show marketing remark (359 chars)

    2 possible 3 bedroom home located within minutes to Kent State. Updated inside and out! This 2 story colonial offers a new kitchen and bath, new flooring, glass block windows, hot water tank, ac unit, furnace. The structural supports in the basement have been rebuilt, updated electric and plumbing. Large yard and ease off access to everything. Easy to show.

24. 2017-11-27
    status Active 359-char remark

    Show marketing remark (359 chars)

    2 possible 3 bedroom home located within minutes to Kent State. Updated inside and out! This 2 story colonial offers a new kitchen and bath, new flooring, glass block windows, hot water tank, ac unit, furnace. The structural supports in the basement have been rebuilt, updated electric and plumbing. Large yard and ease off access to everything. Easy to show.

25. 2017-11-24
    historical 359-char remark

    Show marketing remark (359 chars)

    2 possible 3 bedroom home located within minutes to Kent State. Updated inside and out! This 2 story colonial offers a new kitchen and bath, new flooring, glass block windows, hot water tank, ac unit, furnace. The structural supports in the basement have been rebuilt, updated electric and plumbing. Large yard and ease off access to everything. Easy to show.

26. 2017-10-12
    price $75,400 359-char remark

    Show marketing remark (359 chars)

    2 possible 3 bedroom home located within minutes to Kent State. Updated inside and out! This 2 story colonial offers a new kitchen and bath, new flooring, glass block windows, hot water tank, ac unit, furnace. The structural supports in the basement have been rebuilt, updated electric and plumbing. Large yard and ease off access to everything. Easy to show.

27. 2017-08-31
    price $79,400 359-char remark

    Show marketing remark (359 chars)

    2 possible 3 bedroom home located within minutes to Kent State. Updated inside and out! This 2 story colonial offers a new kitchen and bath, new flooring, glass block windows, hot water tank, ac unit, furnace. The structural supports in the basement have been rebuilt, updated electric and plumbing. Large yard and ease off access to everything. Easy to show.

28. 2017-08-01
    price $84,400 359-char remark

    Show marketing remark (359 chars)

    2 possible 3 bedroom home located within minutes to Kent State. Updated inside and out! This 2 story colonial offers a new kitchen and bath, new flooring, glass block windows, hot water tank, ac unit, furnace. The structural supports in the basement have been rebuilt, updated electric and plumbing. Large yard and ease off access to everything. Easy to show.

29. 2017-06-28
    price $89,900 359-char remark

    Show marketing remark (359 chars)

    2 possible 3 bedroom home located within minutes to Kent State. Updated inside and out! This 2 story colonial offers a new kitchen and bath, new flooring, glass block windows, hot water tank, ac unit, furnace. The structural supports in the basement have been rebuilt, updated electric and plumbing. Large yard and ease off access to everything. Easy to show.

30. 2017-05-30
    price $92,500 359-char remark

    Show marketing remark (359 chars)

    2 possible 3 bedroom home located within minutes to Kent State. Updated inside and out! This 2 story colonial offers a new kitchen and bath, new flooring, glass block windows, hot water tank, ac unit, furnace. The structural supports in the basement have been rebuilt, updated electric and plumbing. Large yard and ease off access to everything. Easy to show.

31. 2017-05-01
    price $99,900 359-char remark

    Show marketing remark (359 chars)

    2 possible 3 bedroom home located within minutes to Kent State. Updated inside and out! This 2 story colonial offers a new kitchen and bath, new flooring, glass block windows, hot water tank, ac unit, furnace. The structural supports in the basement have been rebuilt, updated electric and plumbing. Large yard and ease off access to everything. Easy to show.

32. 2017-02-24
    listed $109,900 Active 359-char remark

    Show marketing remark (359 chars)

    2 possible 3 bedroom home located within minutes to Kent State. Updated inside and out! This 2 story colonial offers a new kitchen and bath, new flooring, glass block windows, hot water tank, ac unit, furnace. The structural supports in the basement have been rebuilt, updated electric and plumbing. Large yard and ease off access to everything. Easy to show.

33. 2016-10-14
    soldstatus $50,000
34. 2007-03-26
    soldstatus $93,400
35. 2004-06-22
    historical
36. 2003-12-22
    listed $99,900
37. 2003-12-10
    historical
38. 2003-06-10
    listed $104,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $2,235 · $186/mo
• Projected year-2 tax: $2,443 · $204/mo
• Expected delta: +$208/yr (+$17/mo · 9.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,449
• − Mortgage interest: −$9,517
• − Property taxes: −$2,235
• − Insurance: −$850
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$4,943
• Taxable loss: −$4,567
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $-476/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Kent City
• NCES district ID: 3904416
• Math proficiency: 46% ▼ -23.00%
• Reading proficiency: 58% ▼ -15.00%
• Median HH income: $36,095
• Composite: 43.07/100
• National rank: #3092
• State rank: #433 of 656 in OH

Livability — Kent

• Score: 89/100
• State rank: #13
• US rank: #129

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime A Employment F Housing B+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kent, OH
• County: Portage County · 70,400 people
• City population: 37,788
• Metro: Akron, OH
• Population (ZIP): 37,788
• Household income: $57,627
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 2634.0

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 2% Other Asian/Pacific 1%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.04%
• Current HPI: 189.3174
• Rent YoY: ▲ 6.80%
• Metro: Akron, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+62.0% since first listed

23 events — show timeline

• 2026-05-14 Relisted — MLSNOW
• 2026-05-01 Contingent — MLSNOW
• 2026-04-27 Relisted — MLSNOW
• 2026-04-13 Contingent — MLSNOW
• 2026-04-06 Listed $169,900 MLSNOW
• 2018-01-17 Sold (Public Records) $75,400 Public Records
• 2018-01-11 Sold (MLS) $75,400 MLSNOW
• 2017-12-01 Pending — MLSNOW
• 2017-11-27 Relisted — MLSNOW
• 2017-11-24 Listing Removed — MLSNOW
• 2017-10-12 Price Changed $75,400 MLSNOW
• 2017-08-31 Price Changed $79,400 MLSNOW
• 2017-08-01 Price Changed $84,400 MLSNOW
• 2017-06-28 Price Changed $89,900 MLSNOW
• 2017-05-30 Price Changed $92,500 MLSNOW
• 2017-05-01 Price Changed $99,900 MLSNOW
• 2017-02-24 Listed $109,900 MLSNOW
• 2016-10-14 Sold (Public Records) $50,000 Public Records
• 2007-03-26 Sold (Public Records) $93,400 Public Records
• 2004-06-22 Listing Removed — MLSNOW
• 2003-12-22 Listed $99,900 MLSNOW
• 2003-12-10 Listing Removed — MLSNOW
• 2003-06-10 Listed $104,900 MLSNOW

Property tax history

+1.2%/yr

Latest (2025): $2,235 · +1.5% YoY. Source: county tax records.